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ALTA/ACSM Land Title Survey

The ALTA/ACSM Land Title Survey was first developed through a partnership between the American Land Title Association (ALTA) and the American Congress on Surveying and Mapping (ACSM) in 1962. Their goal was to develop a survey product that would meet the needs of the title insurer to delete the standard survey exceptions from their title policy. are backed by a prolific team of professionals to carry out our business processes in a systematic manner.

This was accomplished through the writing of the “Minimum Standard Detail Requirements for ALTA/ACSM Land Title Surveys” utilized by surveyors performing this type of work. The standards have been revised roughly ten times since the project inception with the most current requirements dated February 23, 2011.

Although the main purpose of the document is to delete survey exceptions, the ALTA/ACSM Land Title Survey answers numerous questions and concerns for many varying transaction parties. These include (1) the surveyor’s findings about the property boundaries, (2) any observed easement together with easements and exceptions to coverage cited in the title commitment and (3) the improvements, utilities, public access and significant observations such as encroachments. It can also reveal specific facts about the property relating to zoning, flood hazard concerns, topography and parking configurations, etc., as negotiated with the surveyor through the use of Table A items.

All instruments of record are plotted on the survey, allowing an attorney or owner to see any potential problems or encumbrances. This type of service is often required for real estate transactions with extensive or high monetary value, usually within the realm of commercial real estate.

The addition of topographic information to the ALTA survey is optional Table A Item 5. If requested the surveyor will report the contours of the land in one foot intervals. It is often used by architects or site development engineers. Adding the topographic element can add significant cost to the survey but it is valuable information, particularly in development, to answer questions about site drainage or drainage easements.

Most ALTA/ACSM Land Title Surveys included:

<span style="color: #000000">Location of Property Monumentation</span>
<span style="color: #000000">Location of Site Improvements in relation to Boundary Monumentation</span>
<span style="color: #000000">Location of any Visible Evidence of Use or Easement</span>
<span style="color: #000000">Plotting any such Matters of Records on the Survey</span>
<span style="color: #000000">Meeting any additional ALTA/ACSM requirements</span>
<span style="color: #000000">Reviewing all Matters of Records, such as Easements, Building Setbacks, & Restrictions</span>
<span style="color: #000000">Preparing Descriptions of the Parcel or Tract of Land</span>
<span style="color: #000000">Determining the Perimeters of a Parcel or Tract of Land</span>
<span style="color: #000000">Establishing or Re-Establishing Monumentation</span>
<span style="color: #000000">Describing and Locating Fixed Improvements</span>

Boundary Survey

A boundary survey is the measuring of and determination of the size and physical location of a parcel of land that has been described either graphically (Plat) or in writing (Deed).
Boundary surveys are needed whenever there is a need to know the physical location of a property line. This can occur when there is a dispute between adjoining property owners, or if a structure is going to be constructed. Many times it is also a requirement for a loan or refinance on a subject property, to protect the mortgager.

GIS

A mapping system that uses computers to collect, store, manipulate, analyze, and display data.
GIS stands for geographic information systems.
A GIS uses computers and software to leverage the fundamental principle of geography. Geography is information about the earth’s surface and the objects found on it. It is a computer system designed to allow users to collect, manage and analyze large volumes of spatially referenced information and associated attribute data.

Alta Survey

Although the main purpose of the document is to delete survey exceptions, the ALTA/ACSM Land Title Survey answers numerous questions and concerns for many varying transaction parties.
These include (1) the surveyor’s findings about the property boundaries, (2) any observed easement together with easements and exceptions to coverage cited in the title commitment and (3) the improvements, utilities, public access and significant observations such as encroachments.